planning supporting statement · supporting planning statement, addendum to the original...

Broadland Gate GT10

Pigeon Holdings Ltd

Aimee Fowler

May 2017

PLANNING SUPPORTING STATEMENT

alell

20170827

2008/1773 – Variation of Conditions 8 & 9 – Planning Supporting Statement

Page i

Quality Assurance

Site name: Broadland Gate GT10

Client name: Pigeon Holdings Ltd

Type of report: Planning Supporting Statement

Prepared by: Aimee Fowler Bplan (Hons) AssocRTPI

Signed

Date May 2017

Reviewed by: James Alflatt BA (Hons) Dip TP MSc MRTPI PIEMA

Signed

Date May 2017


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Table of Contents

1.0 Introduction 1

2.0 Summary and Background to the Proposals 3

3.0 Pre-Application Consultation 4

4.0 The Proposed Variation 5

5.0 Planning Policy Context 10

6.0 Technical Documentation 20

7.0 Conclusion 23

Appendix 1 SITE LOCATION PLAN

Appendix 2 PLANNING PERMISSION REF: 20081773

Appendix 3 PREVIOUSLY APPROVED MASTERPLAN REF: 2534-PL-002 N DATED 20.11.09


Page 1

1.0 Introduction

1.1 This Statement has been prepared in support of a Variation of Condition Application for

previously approved Planning Application ref: 20081773 (granted 19th October 2011) for the Site

known as Broadland Gate Business Park (GT10) (hereafter referred to as “Broadland Gate”) on

Land to the East of Broadland Way and the North of the A47, Postwick, Norwich, (hereafter

referred to as “the application site”) (see Appendix 1 for site location) on behalf of Broadland

Gate Land Ltd (BGLL) (hereafter referred to as “the applicant”). The development consented in

2011 (planning ref: 20081773), applied for by Ifield Estates Ltd and Norfolk County Council, was

for:

● Outline for a Business Park containing a commercial zone of up to 42,000sqm of B1 and B8

uses, a business village containing up to 4500sqm of A1, A2, A3 and A4 uses, a community

zone containing up to 7500sqm of C2, C3 (excluding residential dwellings) and D1 uses, a

hotel of up to 7000sqm and leisure facility up to 2100sqm including C1, A3, A4 and D2 uses

and a 1200sqm car showroom, associated infrastructure to include highway works, car

parking, landscaping, drainage and other ancillary infrastructure; and

● Application in detail for junction improvements at Postwick Interchange to include new slip

roads, link roads, overbridge, landscaping, formation of balancing ponds and drainage.

1.2 This planning application is for the variation of Condition 8, 9 and 27 (ref: 20081773, see

Appendix 2), which states the following:

Condition 8

The development hereby permitted shall not be carried out otherwise than in accordance with the

following plans and documents:

● 2534-PL-002 N (20th November 2009);

● Arboricultural Assessment (8th January 2009);

● Framework Travel Plan (20th November 2009) and addendum (8th June 2011);

● Site Waste Management Plan (8th January 2009);

● Revised Road Alignment document (20th November 2009).

Condition 9

Any building constructed on site shall not exceed or change from the quantum of development

set out in part 1 of the description of this application and as shown on the approved plan 2534-

PL-002 N. For clarification this quantum is:

● 42,000sqm of B1 and B8 uses;

● A Business Village containing up to 4500sqm of A1, A2, A3 and A4 uses;

● A community zone comprising 7,500sqm of C2, C3 and D1 uses,

● A Hotel of up to 7000sqm (C1);

● Leisure Facility up to 2100sqm including C1, A3, A4 and D2 uses;

● 1200sqm of car showroom (Sui Generis).


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The premises shall be used for the above mentioned purposes and for no other purpose once

built (including any other purpose in the same Class of the Schedule of the Town and Country

Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory

instrument revoking and re-enacting that Order with or without modification).

Condition 27

Any infiltration basins and connecting pipework as maybe required shall be constructed prior to

the commencement of any phase or parcel of Business Park development.

1.3 This planning application is made in the context of Section 73 of the Town and Country Planning

Act 1990 which allows applications to be made for permission to develop without complying with

a condition(s) previously imposed on a planning permission, and therefore in effect, will result in

the issue of a new Decision Notice and linked s106 agreement by virtue of a deed of variation.


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2.0 Summary and Background to the Proposals

2.1 The Broadland Gate (GT10) development will provide a striking, high-quality new business hub in

a strategic location, with good public transport and close links to the highway network. This

planning application to vary Conditions 8 and 9 (as stated above) is submitted in response to the

fact that the conditions are not considered deliverable in terms of its approved floor space area

and disposition of the approved floor space uses (as set out in Condition 9, ref: 2008/1773). The

approved floor space areas are not considered marketable for selected end-users and as such

this application seeks to vary these to be become more viable from a marketing perspective. The

current consent does not meet the requirements for identified end-users. In particular, the current

consent does not meet the requirements of an identified viable end-user for the car showroom

(sui generis).

2.2 Whilst Condition 8 does not specifically relate to the ratio of approved floor space, it does refer to

the previously approved Masterplan as included in Appendix 3 (drawing ref: 2534-PL-002 N (20th

November 2009)). Given the proposal to vary the ratio of floor-space as included in Condition 9, it

subsequently means that the previously approved Masterplan will also need to be altered to

reflect this. A revised Masterplan layout has not been submitted with this application, but will be

submitted at Reserved Matters and detailed design stage.

2.3 Currently condition 27 is a little onerously worded in requiring the construction of infiltration

basins connecting pipework prior to the commencement of any phase of the business park

development, which makes it inefficient from a construction perspective. It has been agreed in

pre-application discussions that it would be more appropriate for these works to be undertaken

concurrently with the construction of the respective phase or parcel.

Planning History

2008/1773 – Land to the East of Broadland Way and to the North of the A47, Postwick

2.4 As already stated above in Section 1.1, this hybrid application was approved (19th October 2011).

The junction improvements at Postwick Interchange have already been constructed. However,

the Outline part of the Business Park has not advanced.

2.5 Other planning permissions within the Business Park are as follows:

● LPA Ref: 950052 (approved 29 May 1997) – The Proposed Development comprised B1, B2

and B8 uses. Demolition of existing buildings and formation of lakes, open space and

landscaped areas and car parking, footways and cycleways, associated roads, sewers and

other services, park and ride site and rail halt.

● LPA Ref: 950052 (approved 5 June 1997) – Reserved matters approval was granted for

landscaping proposals at the Business Park (related to Condition 17 of LPA Ref: 950052) as

above.

2.6 These consents were superseded by ref: 20081773 and are not relevant to the current position.


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3.0 Pre-Application Consultation

Broadland District Council

3.1 Early pre-application discussions have taken place with Planning Officer, Mr Ben Burgess. The

proposed variations to conditions 8, 9 and 27 (ref: 2008/1773) are acceptable in the Officer’s

opinion. However, as well as these discussions and follow-up comments, it was agreed that a

supporting Planning Statement, addendum to the original Environmental Statement submitted

with planning app. ref: 2008/1773 and supporting addendums to relevant technical reports

provided with the original application as necessary should be provided. All of these have been

prepared and submitted with this proposal.


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4.0 The Proposed Variation

4.1 The application proposes to vary the three conditions (8, 9 and 27) of planning permission ref:

20081773. These are detailed below as follows:

4.2 Condition 8 of the above permission is proposed to be amended to delete reference to the plan

reference 2534-PL-002 N (dated 20 November 2009). It is proposed that condition 8 will now

read as follows:

Condition 8 (ref: 20081773) to instead read as follows:

“The development hereby permitted shall not be carried out otherwise than in accordance with

the following plans and documents:

● Arboricultural Assessment (8th January 2009);

● Framework Travel Plan (20th November 2009) and addendum (8th June 2011);

● Site Waste Management Plan (8th January 2009);

● Revised Road Alignment document (20th November 2009).”

4.3 Condition 9 of the above permission is proposed to be varied to increase the size of the permitted

car showroom from 1,200sqm to 7,100sqm. This change will still deliver the same quantum of

employment generating floorspace as previously approved, but delivering the following mix of

uses:

Condition 9 (ref: 2008/1773) to instead read as follows:

“Any building constructed on site shall not exceed or change from the quantum of development

set out in part 1 of the description of this application and as shown on approved plan 2534-PL-

002 N. For clarification, this quantum is:

● 42,000sqm of B1 and B8 uses;

● A Business Village containing up to 4,500sqm of A1, A2, A3 and A4 uses;

● A community zone comprising up to 4,920sqm of C2 and D1 uses;

● A leisure zone comprising up to 5,780sqm including A3, A4 and D2 uses;

● 7,100sqm of car showroom (Sui generis).

The premises shall be used for the above mentioned purposes and for no other purpose once

built (including other purpose in the same Class of the Schedule to the Town and Country

Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory

instrument revoking and re-enacting that Order with or without modification).”

4.4 Currently condition 27 is onerously worded in requiring the construction of infiltration basins and

connecting pipework prior to the commencement of any phase or parcel of the business park

development, which makes it inefficient from a construction perspective. It has been agreed in

pre-application discussions that it would be more appropriate for these works to be undertaken

concurrently with the construction of the respective phase or parcel.

Condition 27 of permission 20081773 currently reads:


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“Any infiltration basins and connecting pipework as maybe required shall be constructed prior to

the commencement of any phase or parcel of Business Park development”

Condition 27 of permission 20081773 is now proposed to be varied to read:

“Any infiltration basins and connecting pipework as maybe required shall be constructed

concurrently with the commencement of any corresponding phase or parcel of Business Park

development”.

4.5 The planning application boundary remains as submitted and consented, in so far as it relates to

the Business Park element.

Site Layout

4.6 The overall layout of the proposed development places the Business Park in the main part of the

site, served by junctions and access roads immediately adjacent to the north and south-east of

the site. The overall master-planning principles for the proposed development and layout of

Broadland Gate, remains unchanged by the proposed variations. Any variances to the individual

plot layout and design will be considered at a detailed design stage, in the context of the wider

site, and although there could be some variations, the broad principles will remain the same as

approved under original application ref: 20081773.

Business Park

4.7 The land area, maximum heights of buildings, the use classes and floorspace on each plot are

presented in the table below:

PLOT

HIGHEST

EXISTING POINT

IN PLOT (M AOD)

MAXIMUM

BUILDING

HEIGHT (M AOD) USE CLASS GEA (M²)

1 21.85 29.85 A1/A2/A3/A4 (retail) 4,500

2 26.49 42.49 B1/B8 42,000

3 27.00 43.00 B1/B8

4 27.53 43.53 B1/B8

5 28.45 44.45 B1/B8

6 28.55 44.55 B1/B8

7 25.70 35.70 B1/B8

8 24.31 34.31 B1/B8

9 20.99 30.99 Sui generis (car

dealership)

7,100

10 21.66 41.66 C1/A3/A4/D2 (hotel &

leisure)

5,780

11 25.73 33.73 C2/C3/D1 (community) 4,920


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- Internal roads &

landscaping between

plots

Total 64,300

Access and Circulation

4.8 Since permission (20081773) was granted, the detailed element of this consent, the Postwick

hub, has been constructed and is now fully operational, providing improved strategic road

infrastructure from the Site to the A47 and the local highway network.

4.9 There are two points of access to the site from the north and the south-west. Access from the

A47 from the west will be via the new slip road and dual carriageway link which connects

Postwick north-east roundabout to a second roundabout approximately 400m to the north

(‘Business Park roundabout’). This in turn is connected to the existing roundabout on Broadland

Way by a new single carriageway east-west link road along the northern boundary of the Site,

augmented to provide a segregated left-turn filter lane into the New Business Park on the

westbound carriageway. Access from the constructed roundabout is approximately midway along

the northern boundary of the Site.

4.10 The roundabout on the south-western boundary of the site will provide a direct access for the

vehicles travelling from Norwich along the A1042. For vehicles travelling from the A47 from the

east, either access point is a viable option, utilising the new junction arrangements.

4.11 Traffic exiting the Site will utilise the south-western roundabout for a direct route back into

Norwich City Centre via the A1042. The south-western exit also gives the shortest route to the

A47 heading westwards and also permits access to the east-bound slip. Similarly exiting the Site

from the north gives the same options as those above, as well as more direct access to the

Northern Distributor Road (NDR) once constructed.

4.12 The design of the internal access roads will form part of the approval of reserved matters /

discharge of conditions as each phase or parcel comes forward. For the main accesses and

circulation routes, detailed designs have been submitted to Broadland District Council to

discharge the appropriate conditions for the northern access and approval is currently awaited.

Proposals for the south-western access will follow shortly which will provide a new access to

Heath Farm, which will be stopped up as a result. The roundabout on the south-western

boundary of the site will provide a direct access for the vehicles travelling from Norwich along the

A1042. For vehicles travelling from the A47 from the east, either access point is a viable option,

utilising the new junction arrangements.

4.13 Traffic exiting the site will utilise the south-western roundabout for a direct route back into

Norwich City Centre via A1042. The south-western exit also gives the shortest route to the A47

heading westwards and also permits access to the east-bound slip. Similarly existing the site

from the north gives the same options as those above, as well as more direct access to the

|Northern Distributor Road (NDR) once constructed.

4.14 The design of the internal access roads will form part of the approval of reserved

matters/discharge of conditions as each phase or parcel comes forward. For the main accesses


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and circulation routes, detailed designs have been submitted to Broadland District Council to

discharge the appropriate conditions and approval is currently awaited. Proposals for the south-

western access will follow shortly which will provide a new access to Heath Farm, which will be

stopped up by as a result.

Cycleways & Footpaths

4.15 The pedestrian and cycle network remains as previously proposed, for clarity this remains as

follows:

● Westwards: a footpath/cycleway via a new toucan crossing over Broadland Way linking to the

adjacent Broadland Business Park and beyond to Norwich City Centre;

● Southwards: a footpath/cycleway from the south-east corner of the Site, over the eastbound

diverge slip road off the A47, continuing across the new dual carriageway bridge to the

Postwick Park & Ride junction; and

● North to south: a footpath along the eastern boundary of the Site, connecting from an existing

public footpath adjacent to the Business Park roundabout southwards to the Postwick north

east roundabout, continuing across the new dual carriageway bridge to the Postwick Park

and Ride junction.

Bus Stops

4.16 A new bus stop and shelter would be provided on both carriageways of Broadland Way, to the

south of the toucan crossing. This stop would be served by the existing 17/17A bus routes along

Broadland Way, which link the Site with Norwich City Centre.

Parking

4.17 There are no changes proposed to the car parking levels/assumptions made with respect to car

parking allocation across the Business Park, to that which was contained within the original ES,

and the assumptions upon which the outline permission (20081773) was granted. The location,

design and layout of car parking associated with each plot will be determined as part of any

reserved matters approval.

Landscaping

4.18 The landscaping that would be delivered by the Proposed Development remains as consented

and to be addressed by planning condition. An updated review of the amended proposals and its

impact upon landscape and visual effects, is contained within the supporting ES Addendum also

submitted with this application.

Drainage

4.19 The proposals for dealing with water resources is updated to reflect the changes to the proposed

development, and how the detailed infrastructure requirements have progressed since the outline

consent was issued. The updated details are continued in the supporting ES Addendum, also

submitted with this application.


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4.20 In summary, surface water arising from rainfall would be managed separately on each plot. Paths

and car parks would use permeable paving to permit rainwater to infiltrate into the ground, in

conjunction with cellular systems to provide additional storage. Trench soakaways would be used

for run-off from the building roofs with an overflow to the porous paving, both allowing infiltration

in to the ground. The buildings may accommodate the option of installing green roofs and rain

water harvesting, which would be considered at a later design stage. Within each plot, storage

would be provided within the sustainable drainage feature or within allocated above ground or

below ground storage areas for up to, and including, the 1 in 30-year flood event with overflows

directing the exceedance flows via drainage in the new internal road network, as well as the

roads themselves to site control infiltration basins designed to accommodate up to the 1 in 100-

year event flows, with an additional allowance of 40% to account for climate change.

4.21 All plots will, if internal source control is exceeded, drain to infiltration basins located in the south

west corner of the Site, operating via three separate Sustainable Drainage Systems (SUDS). The

highway drainage would operate under a separate drainage arrangement, discharging partially

via dry swales located at the south west of the Site to combine with discharge to one of the

proposed basins.

4.22 Foul water would be generated by the Proposed Development at a rate of approximately 4.74 l/s

(Sewers for Adoption, Edition 6). It would be discharged by gravity to the Anglian Water sewer

system via an off-site foul water requisition sewer. The exact route, point of connection and

design has been discussed and agreed with Anglian Water as the foul manhole 2602 located on

the A1042 adjacent to the existing Anglian Water pumping station.

4.23 The system would be constructed to adoptable standards. Any pumping station is likely to be

required for the development of Plot 1 and would have to include the appropriate emergency

storage to deal with flows in the event of pump or power failure. A detailed network study would

be required to determine the capacity of the proposed sewers at detailed design stage.

4.24 Further details of how drainage on the junctions and access roads is included within the

supporting ES Addendum also submitted with this application.

Summary

4.25 The proposed variations will allow the Broadland Gate (GT10) allocation and this phase of the

Business Park to be successful in its delivery of end-user occupation. The floor areas proposed

as part of the variation to Condition 9 are more reflective of what certain end-users consider

appropriate for the marketability of their showrooms and products. Furthermore, the new ratio of

floor spaces will continue to attract a wide range of business uses, both shops and services all to

benefit the local economy and community.


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5.0 Planning Policy Context

5.1 Section 38(6) of the Planning and Compulsory Purchase Act (2004) requires that decisions on

planning applications must be made in accordance with the policies and proposals in the

Development Plan, unless material considerations indicate otherwise. For the purpose of

determining this variation of condition application, the Development Plan should be considered as

a whole, with appropriate weight applied to each of the policy documents which make up the

Development Plan.

5.2 The application Site is part of the Broadland Local Plan and is allocated for development within

the adopted Proposals Map. The principle of the Proposed Development is, therefore,

established by the Development Plan. There are no relevant material considerations of sufficient

importance to outweigh the allocation, or question the outline consent previously issued in 2011.

5.3 The Government also prepares policy on different aspects of planning and the rules that govern

and direct the operation of the planning system towards the local level. National Policy is also a

material consideration that has to be taken into account in determining planning applications. For

the purpose of this assessment, the Government’s National Planning Policy Framework (NPPF),

which was published in March 2012 has been considered. Also, the National Planning Practice

Guidance (NPPG), published in March 2014 to support the NPPF has also been considered,

alongside other relevant ministerial statements and announcements.

Local Planning Policies

5.4 For the purposes of Section 38(6), the Development Plan comprises:

● Joint Core Strategy for Greater Norwich (adopted 2011, amendments adopted January

2014);

● Broadland Development Management DPD (2015);

5.5 And those policies considered as part of the original 2011 permission, which have now been

subsequently deleted, replaced, or considered to be out of date, but have limited/no weighting

given to and assessed against in the previous permission (ref: 20081773) comprise:

● East of England Plan (May 2008);

● Broadland District Local Plan (Replacement) 2006;

● Saved Policies of the Broadland District Local Plan (Replacement) May 2009;

● Saved Policies of the Norfolk Structure Plan (May 2008).

5.6 For the purposes of this application, the relevant policy in the context of the proposed variation to

Conditions 8, 9 and 27 is summarised as follows:

Joint Core Strategy for Greater Norwich

5.7 The Greater Norwich Joint Core Strategy places great emphasis on the importance of economic

growth within the wider Norwich area.


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POLICY CONFORMITY CONFORMITY OF SCHEME

Objective 3 – To

promote economic

growth and

diversity and

provide a wide

range of jobs

Yes The proposed variation to Conditions 8, 9 and 27 will

continue to safeguard the Broadland Gate Business Park

(GT10) and the proposed employment uses within the

development. The proposed land uses will continue to be a

positive promotion of job creation for the Norwich area and

will attract high-profile and large scale end-users.

Objective 6 – To

make sure people

have ready access

to services

Yes The proposed variation to Conditions 8, 9 and 27 and the

proposed amendments to floor space ratios will ensure that

people still have access to key services. As part of the

revised proposed scheme, the development will provide a

Community Zone of 4,920sqm (C2 & D1 uses) and a Leisure

Zone of 5,780sqm (A3, A4 & D2 uses). These uses will

ensure residents have a selection of service options, to not

only promote healthy lifestyles but also to encourage

opportunities for a cohesive local community.

Policy 2 –

Promoting good

design

Yes The proposed variation to Condition 8, 9 and 27, will

continue to ensure a high level of quality design is

incorporated into the new building structure. Further

elements will be secured at detailed design stage.

Policy 5 – The

economy

Yes The proposed variation to Conditions 8 and 9 will continue to

support job creation and economic growth within the Norwich

Policy Area. Although floor space ratios are proposed to

change from the originally proposed application, the

development will continue to generate significant new

employment for a range of professions. Furthermore, the

proposed ratio of new floor spaces will ensure a wide-range

of business opportunities can be located within the Business

Park – ranging between small, medium and larger scale

needs.

Policy 9 – Strategy

for growth in the

Norwich Policy

Area

Yes The proposed variance is consistent with the ongoing

strategy within the Norwich Policy Area. The policy

emphasises strategic growth to Broadland Business Park of

around 25ha for general employment uses. Although this

application seeks to vary the floor space ratios, the proposed

building of ‘GT10’ will continue to contribute to the much-

needed employment uses within the Norwich Policy Area.

Furthermore, the location of business uses, continue to be

located within a sustainable and defined area which is in

accordance with the overall strategy of growth for the

Norwich Policy Area.

Policy 21 –

Implementation of

proposals in the

Broadland part of

the Norwich Policy

Area

Yes The proposed variation to Conditions 8, 9 and 27 continues

to be a sustainable form of development and use of the land.

The proposed variation is not expected to alter the originally

approved scheme adversely, with the sole purpose for the

variations to ensure that the Applicant can implement the

proposed scheme.


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Broadland Development Management DPD (2015)


Policy GC1 –

Presumption in

favour of

sustainable

development

Yes The Proposed Development continues to be a sustainable

scheme and will improve and proactively attribute to the

economic, social and environmental conditions within the

local area, albeit with proposed changes to the original

scheme. The Proposed Development will continue to be a

positive contribution to the local area, particularly in terms of

economic contribution. The scheme will provide significant

contribution to local jobs and businesses. Likewise, the types

of uses proposed will attract a range of people and the

development will ensure that residents have everyday

services, facilities, shops and attractions within proximity to

their place of residence. In addition, the supporting and

updated technical reports and assessments will ensure that

there are no adverse environmental impacts and where

those create some effect, these can be mitigated where

applicable.

Policy GC2 –

Location of new

development

Yes The Broadland Gate site and wider development area is

defined within the settlement limits and is a suitable site for

development.

Policy GC4 –

Design

Yes The proposed variations to the planning permission will

continue to uphold a high standard of design. Any variation

to the land use classes will continue to ensure that the

exterior of the proposed building is in keeping with the

environment, character and appearance of the surrounding

area. The Site is within proximity to other Business Park

uses, as well as existing agricultural and farmland, as well as

potential future residential land use. Thus, the building is

reflective of this and strikes a good balance between both

uses. Additionally, the positioning of the building means that

it has a strong presence along the frontage of the newly

constructed Postwick Interchange. The design of the building

will take advantage of this and use its potential for maximum

marketability of any future end-user. The exact design

elements of the building will be secured at detailed design

stage.

Policy EN1 –

Biodiversity &

Habitats

Yes A supporting updated Ecology Assessment has been

undertaken by BASEcology. Further detail of this is included

in Section 6 of this report below and the supporting

Environmental Statement Addendum submitted with this

application. The main summaries of this update conclude

that the proposed variations to the original consent will not

adversely affect ecological habitats on or within the subject

site. Mitigation measures have also been proposed.

Policy EN2 -

Landscape

Yes A supporting updated Landscape and Visual Impact

Assessment has been undertaken by Liz Lake Associates.

Further detail of this is included in Section 6 of this report

below and the supporting Environmental Statement


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Addendum submitted with this application. Overall, the

proposed variations would not have adverse effect on the

landscape resource and character.

Policy EN3 –

Green

Infrastructure

Yes The proposed variations are based on internal floor space

changes only, with no proposed changes to be made to

green infrastructure. Therefore, the proposed variations are

considered compliant with this policy. The overall quantity of

new floor space is not proposed to alter and, therefore, will

not have any new or adverse implications on the existing

green infrastructure network. Furthermore, detailed

landscaping plans will be secured at detailed design stage.

Policy TS2 –

Travel Plans and

Transport

Assessments

Yes An updated ES chapter assessing the transport implications

of the proposed variations is provided in Chapter 9 of the ES

Addendum. The assessment concludes that the trip

generation arising from the consented scheme and the

revisions now proposed indicates that the transport effects

reported in the June 2011 ES remains valid and that the

revised proposals will not have a detrimental effect upon the

surrounding highway network.

Policy TS3 –

Highway Safety

Yes The proposed variations are not considered to result in any

significant adverse impact upon the satisfactory functioning

or safety of the highway network. The revised proposals will

continue to provide beneficial effect on journey times and

convenience of walking, cycling and access to public

transport.

Other Material Considerations

National Planning Policy Framework (NPPF)

5.8 The Localism Act was the Coalition Government’s flagship legislation which contained major

reforms to the planning system, which included proposals to simplify the planning system and

decentralise decision making. The Bill received Royal Assent in November 2011, and the NPPF

was published on 27 March 2012.

5.9 The NPPF condenses the policies formerly contained within Planning Policy Statements,

Guidance and other supporting documents.

5.10 The NPPF sets out the Government’s planning policies and how to apply them and provides a

framework for Councils and local people to prepare Local and Neighbourhood Plans. It confirms:

● The primacy of the Development Plan;

● That the NPPF is a material consideration in planning decisions;

● That the NPPF must be taken into account in the preparation of Neighbourhood and Local

Plans.


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5.11 It is organised in a number of key parts:

● Achieving sustainable development;

● Plan making;

● Decision taking.

5.12 The NPPF is a key material consideration in the determination of planning applications. The

NPPF provides guidance for local authorities and decision makers and represents an up-to-date

and comprehensive expression of national planning policy.

5.13 The Framework needs to be considered in combination with the Development Plan and in

particular, whether the constituent parts are out-of-date or consistent with that document.

5.14 On 6 March 2014, the Government launched the NPPG with the aim of simplifying the planning

process. With regards to housing, the NPPG broadly reaffirms the stance of the NPPF and

supports such schemes provided they meet the requirements outlined in ‘The Framework’.

Achieving Sustainable Development

5.15 The NPPF states that the Planning System’s purpose is to contribute to the achievement of

sustainable development. The Government defines sustainable development under 3 key

elements: economy, social and environmental. It confirms:

● Presumption in favour of sustainable development (the golden thread);

● Starting point is the Development Plan, but it needs to be an up to date plan;

● Planning solutions should deliver economic, social and environmental gains jointly and

simultaneously;

● Decisions should be made quickly when proposals accord with the Development Plan. Where

the Development Plan is absent, silent, or out of date, permission should be granted, unless

doing so would significantly and demonstrably outweigh the benefits.

5.16 The NPPF identifies twelve Core Principles of the Planning System as:

i. Plan led, involving local participation in preparation and kept up to date;

ii. Positive tool to enhance and improve places;

iii. Drive and support economic development, including allocating land to help meet the

needs for growth and taking into account market signals;

iv. Secure high quality design;

v. Take account of local context, including protecting Green Belts and recognising

intrinsic character and beauty of the Countryside;

vi. Support a low carbon future;


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vii. Conserve and enhance the natural environment, allocating land of lesser

environmental value;

viii. Encourage brownfield development;

ix. Promote mixed use developments and multi-functional space;

x. Conserve heritage assets appropriate to their significance;

xi. Manage growth patterns to make use of non-car travel including allocation of

significant development in sustainable locations; and

xii. Support strategies to improve health, social and cultural well-being.

Building a Strong and Competitive Economy

5.17 The NPPF supports the building of a strong and competitive economy. Whilst the main thrust of

the policy guidance established in the now replaced PPGs and PPSs has largely been kept, there

is a greater overarching emphasis on the importance of supporting growth and economic

development and removing obstacles to business investment which is a core theme running

throughout the NPPF. Key points of note are:

● The Planning System should encourage and not act as an impediment to economic growth

(paragraph 19);

● Significant weight should be placed on the need to support economic growth (paragraph 19);

● Local Planning Authorities should plan proactively to meet the development needs of

business and support the economy (paragraph 20);

● Investment in business should not be overburdened by the combined requirements of

planning policy expectations (paragraph 21);

● Greater flexibility to bring forward applications for alternative uses on allocated employment

sites where there is no reasonable prospect of the Site coming forward for those uses

(paragraph 22);

● A more positive approach to sustainable economic development in rural areas (paragraph

28);

● Emphasises importance of viability and costs in decision making to enable the development

to be deliverable; and

● Removal of general impact tests for economic development.

Promoting Sustainable Transport

5.18 The NPPF condenses the 40 pages of PPG13 into 12 paragraphs. The following key points are

relevant:

● All developments which generate significant amounts of movement should be supported by a

Transport Statement or Transport Assessment. The phrase ‘significant amounts of

movement’ is not quantified (paragraph 32);


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● Development should only be prevented or refused on transport grounds where the residual

cumulative impacts of development are severe.

● Significant developments should be located where the need to travel will be minimised and

the use of sustainable transport modes can be maximised (paragraph 34);

● Developments should incorporate facilities for charging plug-in and other ultra-low emission

vehicles (paragraph 35);

● All developments which generate significant amounts of movement should be required to

provide a Travel Plan. Again, the phrase ‘significant amounts of movement’ is not quantified

(paragraph 36);

● Planning policies should seek to provide a balance of land uses within an area in order to

minimise journey lengths;

● There is no longer a requirement to provide maximum parking standards for any type of

development (the maximum standards for non-residential uses at Annex D of PPG13 have

not been carried over).

Requiring Good Design

● The NPPF continues to attach great importance to design and LPAs should plan positively by

including robust policies within Local and Neighbourhood Plans to ensure that development is

well designed, key points of note include:

● Developments should function well and add to the overall quality of the area over the lifetime

of the development;

● Stronger emphasis on ensuring developments optimise the potential of the Site to

accommodate a mix of uses, public space, local facilities and transport networks;

● LPAs should consider design codes but avoid unnecessary prescription or detail;

● Great weight should be given to outstanding or innovative design and permission refused for

development of poor design;

● LPAs should not refuse buildings or infrastructure which promotes high levels of

sustainability;

● Applicants need to work closely with those affected and the community to evolve designs.

Promoting Healthy Communities

5.19 The NPPF provides specific guidance which seeks to build on many of the principles established

through the Localism Act in relation to Neighbourhood Planning and brings these together with

design and sustainability principles. Local Planning Authorities are required to facilitate social

interaction and the creation of healthy, inclusive communities by:

● Creating a shared vision with communities of the residential environment and facilities they

wish to see;

● Achieve places which promote mixed-use development, strong neighbourhood centres and

active street frontages as well as safe and accessible environments and developments;

● Plan positively for the provision of shared space, community facilities and other local services

to enhance the sustainability of communities and residential environments;

● Resist unnecessary loss of valued services and facilities and facilitate their retention and

modernisation;


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● Ensure an integrated approach to the location of housing, economic uses and community

facilities and services;

● Ensure sufficient school places are available to meet the needs of existing and future

residents and ‘give great weight’ to the need to create, expand or alter schools;

● Prevent the development of existing open space, sports and recreation buildings;

● Protect and enhance public rights of way;

● Identify areas of green space for special protection through local and neighbourhood plans.

Climate Change

5.20 The NPPF, unlike PPS 22, does not set CO2 emission reduction targets, but relies upon the

objectives and provisions of the Climate Change Act 2008. Key aspects include:

● No need for Applicants to demonstrate need for renewable energy projects of any size -

applications should be approved if their impacts are/can be acceptable;

● Local requirements for decentralised energy supplies in adopted Local Plans should be

complied with unless not feasible or viable;

● Guidance in respect of environmental designations and other considerations such as noise

and odour are considerably more vague in the NPPF, for example, referring to impacts being

addressed ‘satisfactorily’ and ‘suitable’ locations and ‘acceptable’ impacts (paragraph 97 and

98); and

● The NPPF provides support for community-led initiatives for renewable and low carbon

energy (paragraph 97).

Flood Risk

5.21 Whilst a lot of the former PPS 25 detail has been removed, the general objectives/principles

however are unchanged, and the sequential risk-based approach remains central to Government

Flood Risk Policy. The Technical Guidance to the NPPF provides some of the detail contained

within the annexes to PPS25.

● Sequential test requirements are unchanged (the detail contained within Annex D is now

contained within the technical guide to the NPPF);

● Exception test – the preference for developable PDL location is removed (formerly at

paragraph D9(b) of Annex D to PPS25);

● The Flood and Water Management Act 2010 establishes a Sustainable Drainage Systems

Approving Body in unitary or county councils. This body must approve drainage systems in

new developments and re-developments before construction begins.

Conserving and Enhancing the Natural Environment

5.22 The NPPF reinforces protection of the natural environment. Development Plans should allocate

land with least environmental value. Planning decisions should encourage re-use of brownfield

land. No national brownfield target is set. Other key aspects include:

● The economic and other benefits of the best and most usable agricultural land needs to be

taken account of. If agricultural land is required, poorer quality land should be used;


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● Landscape, wildlife and geo-diversity sites should be protected by generic policies;

● Networks of biodiversity and green infrastructure should be planned for. Promoting the

preservation, restoration of priority habitat;

● If proposals have a significant impact on biodiversity and cannot be adequately avoided,

mitigated, or as a last resort compensated, then permission should be refused;

● Proposals affecting SSSIs should normally be refused, unless benefits of development

outweigh adverse impacts;

● Proposals resulting in loss or deterioration of irreplaceable habitats (including ancient/veteran

trees) should be refused;

● Presumptions in favour of sustainable development does not apply to development proposals

requiring Appropriate Assessments;

● SACs, possible SACs, Ramsar, possible Ramsar sites have the same protection as

European protected sites;

● Sites should be suitable for development in terms of ground conditions, pollution etc;

● Adverse impacts on health and quality of life through noise pollution, air quality should be

avoided.

Plan Making

5.23 Up to date Local Plans will be the starting point for local planning decisions. They must

contribute to the achievement of sustainable development, and be consistent with the NPPF.

Each Authority will produce a Local Plan. They can be supported by supplementary planning

documents, but additional DPD’s should only be used where justified.

Decision Taking

5.24 In line with the ‘Presumption in Favour of Sustainable Development’ Local Planning Authorities

are encouraged to take a positive approach to determining planning applications. Key themes

are:

● Local Planning Authorities should be looking for solutions, rather than problems;

● Decision making should be approached in a positive way;

● Sustainable development should go ahead without delay;

● Development that accords with an up to date Local Plan should be approved without delay;

● Conversely, development that conflicts with an up to date plan should be refused, unless

material considerations indicate otherwise;

● LPA’s should work proactively to secure developments that improve the economic, social,

and environmental conditions of the area;

● Advice should be given and decisions made in a timely manner;

● Conditions and obligations should only be imposed where they meet the necessary tests.

5.25 On decision-taking, paragraph 187 states “Local Planning Authorities should look for solutions

rather than problems, and decision-takers at every level should seek to approve applications for

sustainable development where possible.”


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5.26 The Framework needs to be considered in combination with the Development Plan and in

particular whether the constituent parts are out-of-date or consistent with that document.


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6.0 Technical Documentation

Transport Statement

6.1 An updated Transport Statement has been undertaken by WSP Group (March 2017). As part of

the assessment, WSP have considered the impacts of the Proposed Development on all modes

of transport, as well as the likely significance of transport impacts associated with the

construction and operation of the revised development and it includes a comparison between

those of the 2011 consented scheme reported in the June 2011 ES Addendum.

6.2 In conclusion, an assessment of the trip generation of the revised and consented schemes

concluded that the transport effects reported in the June 2011 ES Addendum for the consented

scheme remains valid and that the revised proposals will not have a detrimental effect on the

surrounding highways network. Furthermore, the revised development proposals will continue to

provide a beneficial effect on journey times and convenience of walking, cycling and public

transport.

Landscape & Visual Impact Assessment

6.3 An updated assessment of the Landscape and Visual Impact Assessment has been undertaken

by Liz Lake Associates (March 2017). In summary, the updated technical note concludes that the

proposed changes to the existing planning consent do not lead to changes in the LVIA that

fundamentally differ from the original assessment. It is considered that the changes in layout,

density and massing of the revised scheme would have a neutral effect on the landscape

resource and character, when compared with the existing consented outline planning consent.

6.4 Furthermore, the updated assessment concludes that the changes to the consented scheme

(mass, built floor space and height) would have a minor effect on the visual resource or amenity

in comparison with the consented development. Accordingly, on balance these proposed

changes to the scheme will not give rise to any greater or lesser level of significance of effects

than those identified within the original landscape and visual chapter of the Environmental

Statement.

Water Resources, Flood Risk & Drainage

6.5 An updated Water Resources Assessment has been undertaken by WSP Group (April 2017).

The main summaries from the assessment are as follows:

● There are no lakes, ponds, rivers or streams on the Site. The nearest surface water body is

a pond at Heath Farm, to the centre of the Site. The River Yare is the nearest main river to

the Site, passing 700 m to the south west at its nearest point. The Site is not in the floodplain

of this river and is entirely within Flood Zone 1, having less than 0.1% annual risk of flooding.

A small area along the western boundary of the Site is identified as being at high risk of

surface water flooding, but this can be suitably managed through an appropriate Surface

Water Drainage Strategy as detailed in the FRA.

● The Site is situated on a major aquifer. The only water abstraction within 500 m of the Site is

from the Chalk, at Heath Farm for general farming and domestic purposes. The soils on the

Site are permeable, with surface water draining to re-charge groundwater on the Site.


Page 21

● The Proposed Development has the potential to cause adverse impacts on water resources

during construction and operation. Mitigation measures would be implemented through a

Construction Environmental Management Plan to minimise the risk of discharge of pollutants

and hydrological disturbance; no significant adverse effects on water resources are predicted.

During operation, the significance of the effect of road runoff discharged to groundwater and

to surface water drains is assessed to be neutral.

● The use of permeable paving, infiltration ponds and basins and underground storage /

soakaway cells should ensure that maximum surface water run-off during operation does not

increase above the existing rate.

● The overall effects of the Proposed Development on water resources are, therefore,

predicted to be neutral.

Ecology

6.6 BASEcology have undertaken an updated evaluation and assessment methodology (March,

2017) in support of this application. In continuation of those previous ecological surveys

undertaken in 2008 and 2011, there is potential for the development to result in a negative impact

on ecological resources within the surrounding site, both during construction and operation.

However, as detailed in the supporting updated Ecology Assessment, certain means of mitigation

are recommended to avoid negative impact and are detailed in the accompanying assessment.

Environmental Statement

6.7 To accompany this application, an Addendum to the June 2011 Environmental Statement has

been prepared by Bidwells to assess the likely significant environmental effects that the proposed

variation of the current Broadland Gate (GT10) permission will have upon the Site, as well as the

surrounding area.

6.8 The above environmental issues have been included in the Environmental Statement and the

conclusions are as follows:

● Ecology & Nature Conservation – the findings of the June 2011 ES remain valid and the

implementation of generic and species-specific mitigation measures, compensations and

enhancements of the habitats on site, as identified within the June 2011 ES, will significantly

reduce the overall ecological impact of the Proposed Development from moderate adverse

to slight adverse.

● Landscape & Visual Impact – It is considered that as a whole, the changes in layout, density

and massing of the revised scheme would have neutral effect on the landscape resource

and character when compared with the existing outline planning consent. It is also believed

that the changes to the consented scheme (mass, built floor space and height) would have a

minor effect on the visual resource or amenity in comparison with the consented

development.

● Transport – The revised development proposals will continue to provide a beneficial effect

on journey times and convenience of walking, cycling and public transport.

● Water Resources – The overall effects of the proposed development on water resources are

predicted to be neutral.


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6.9 Overall, and further to the above, no further mitigation measures are proposed as a consequence

of updating the environmental work, which takes account of the proposed variations to the

consented development.


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7.0 Conclusion

7.1 As set out above, the current implications of conditions 8 and 9 (ref: 20081773) are that they

restrict the consent to a schedule of development that does not meet the demands of identified

viable end-users. This application demonstrates that the proposed variations are in accordance

with the Greater Norwich Joint Core Strategy (2014) and the Broadland Development

Management Plan (2015). As stated in Section 5 of this report, the proposed variations to the

prescribed conditions will continue to be in accordance with the intended use of the Broadland

Business Park (GT10) and will continue to provide a significant contribution to the local economy

and job growth.

7.2 The proposal for Condition 9 (ref: 20081773) will ensure that the new ratio of floor-space is

suitable to viable identified end-users. The variation of this condition will also ensure the

safeguarding of business land uses for the Site.

7.3 This statement established that there are no adverse changes or impacts resulting from the

proposed variations to Conditions 8, 9 and 27 (ref: 20081773) and the supporting and updated

Environmental Statement submitted in support of the application also concludes this. The

proposal continues to meet the definition of sustainable development of the National Planning

Policy Framework (NPPF) and accordingly should be granted planning permission without delay.


APPENDIX 1 SITE LOCATION PLAN

cmden

20081773

r.bruty

Rectangle


APPENDIX 2 PLANNING PERMISSION REF: 20081773


APPENDIX 3 PREVIOUSLY APPROVED MASTERPLAN REF: 2534-PL-002 N DATED 20.11.09

sjmcd

20081733ap

sjmcd

Amended

Bidwells is a trading name of Bidwells LLP,

a limited liability partnership, registered in

England and Wales with number OC344553.

Registered office: Bidwell House,

Trumpington Road, Cambridge CB2 9LD

planning supporting statement · supporting planning statement, addendum to the original...

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